ACCOMMODATION

APPROACH:
the property is approached to the side of the building on a garden path which runs adjacent to the communal garden, past the bike store up to private wrought iron gate into the gardens of the garden flat. Turning staircase of 15 steps leads down to a lower courtyard with private entrance, outside lighting and glazed wooden door into:-

ENTRANCE HALLWAY: (16' 10'' x 6' 5'') (5.13m x 1.95m)
large entrance hall naturally lit from glazed wooden door, tiled flooring throughout, radiator, high ceilings which continue throughout the apartment, simple ceiling mouldings.

SITTING ROOM: (16' 11'' x 14' 8'') (5.15m x 4.47m)
glazed wooden door and side window to rear elevation overlooking the lower courtyard with floor to ceiling glazing, wooden flooring throughout. Marble fireplace surround, granite hearth and large alcove with gas connection and space for wood burner etc. Decorative ceiling mouldings, high ceilings continue, radiator, alcoves either side of the chimney breast.

KITCHEN/DINING ROOM: (30' 6'' x 6' 9'') (9.29m x 2.06m)
measured as one, but described separately as follows:-

Kitchen:
open plan with adjacent dining area; wood framed glazed window to front elevation set above enamel sink with swan neck mixer tap and drainer set into wooden square edged worksurfaces with eye and level integrated kitchen units, integrated 5 ring gas hob with electric oven below and extractor hood over, space for dishwasher, space and alcove recess for large American style fridge/freezer. Simple ceiling mouldings. Tiled flooring throughout which continues through to dining area.

Pantry:
walk-in pantry cupboard with power, lighting and small side window for partial light and ventilation with wood panelled walls to half wall height. Simple ceiling mouldings.

Dining Area:
open plan with adjacent kitchen; tiled flooring and high ceilings continue, built-in shelving and worksurface area on the far wall, natural lighting from the kitchen and space for kitchen table and chairs etc. Simple ceiling mouldings.

INTERNAL HALLWAY: (9' 5'' x 3' 7'') (2.87m x 1.09m)
further hallway leads from the dining area and tiled flooring continues. This inner hallway provides access to all bedrooms and bathroom. Deep cupboard suitable for wardrobe space with a small opening. Simple ceiling mouldings.

BEDROOM 1: (17' 4'' x 7' 7'') (5.28m x 2.31m)
wood framed sash window to front elevation with deep sill, built-in wardrobes along back wall, radiator, simple ceiling mouldings.

BEDROOM 2: (12' 8'' x 7' 4'') (3.86m x 2.23m)
wood framed sash window to front elevation with deep sill, radiator on opposing wall, simple ceiling mouldings, access through to:-

En Suite Shower/Utility: (11' 8'' x 3' 3'') (3.55m x 0.99m)
accessible from bedroom 2 only and naturally lit by window with deep sill to side elevation, walk-in shower cubicle with stone tiled walls, oversized rainhead shower with mains fed mixer tap, concertina door and wall mounted extractor fan, wall hung hand basin with mirrored medicine cabinet and shaver point, tiled flooring throughout which continues through to the adjacent utility area with space and plumbing for washing machine and tumble dryer, further cupboards housing gas fired Vaillant eco-Tec pro 30 gas fired boiler, further storage. Close coupled wc and mains fed heated towel rail.

BEDROOM 3: (9' 0'' x 6' 8'') (2.74m x 2.03m)
wood framed sash window to front elevation with deep sill. A single bedroom with radiator and simple ceiling mouldings.

BATHROOM/WC: (6' 1'' x 5' 7'') (1.85m x 1.70m)
fully travertine stone tiled walls with matching white suite comprising acrylic P shaped bath with side tap, mains fed thermostatically controlled mixer shower, shower side screen, wall hung hand basin with mixer tap, wc with concealed cistern, mirrored medicine cabinet, shaving point and wall mounted extractor fan.

OUTSIDE

PRIVATE REAR GARDEN:
largely sub-divided into two sections with a very useable rear courtyard abutting the rear entrances to the property with stone chippings, outside lighting and slightly raised patio area with space for table and chairs, wall climbing plants and a small camellia tree at the foot of the steps. Steps and a retaining wall separate the lower section from the raised upper section of the garden which is larger and is predominantly lawned with an open aspect to the south-east but with generally low buildings in the south and west will provide a very sunny aspect in the summer months. The garden is surrounded by a mixture of stone wall and timber panelled fencing and mature shrubs on two sides.

COMMUNAL GARDENS:
a generous triangular shaped lawned garden sits to the side of the property which is accessible to the residents of no. 15 Victoria Square and is well maintained with a mixture of mature shrubs and bedded borders all focussed around a central silver birch tree.

BIKE STORE:
a bike rack is screened to the side of the building providing discreet bicycle storage against the railings.

IMPORTANT REMARKS

VIEWING & FURTHER INFORMATION:
available exclusively through the sole agents, Richard Harding Estate Agents, tel: 0117 946 6690.

FIXTURES & FITTINGS:
only items mentioned in these particulars are included in the sale. Any other items are not included but may be available by separate arrangement.

TENURE:
it is understood that the property is Leasehold for the remainder of a 1,000 year lease which commenced on 24 June 1863. There is also a ground rent of £12 p.a. This information should be checked by your legal adviser.

SERVICE CHARGE:
it is understood that at the time of writing these particulars the monthly service charge is £202. This information should be checked by your legal adviser.

PLEASE NOTE:
1. Anti Money Laundering Regulations: when agreeing a sale of a property we are required to see both proof of identification for all buyers and confirmation of funding arrangements.
2. Energy Performance Certificate: It is unlawful to rent out a property which breaches the requirement for a minimum E rating, unless there is an applicable exemption. The energy performance rating of a property can be upgraded on completion of certain energy efficiency improvements. Please visit the following website for further details:
https://www.gov.uk/government/publications/the-private-rented-property-minimum-standard-landlord-guidance-documents
3. The photographs may have been taken using a wide angle lens.
4. Any services, heating systems, appliances or installations referred to in these particulars have not been tested and no warranty can be given that these are in working order. Whilst we believe these particulars to be correct we would be pleased to check any information of particular importance to you.
5. We endeavour to make our sales details accurate and reliable but they should not be relied on as statements or representations of fact and they do not constitute any part of an offer or contract. The seller does not make any representation or give any warranty in relation to the property and we have no authority to do so on behalf of the seller.
6. Please contact us before viewing the property. If there is any point of particular importance to you we will be pleased to provide additional information or to make further enquiries. We will also confirm that the property remains available. This is particularly important if you are contemplating travelling some distance to view the property.
7. Any floor plans provided are not drawn to scale and are produced as an indicative rough guide only to help illustrate and identify the general layout of the property.
8. Any reference to alterations to, or use of, any part of the property is not a statement that any necessary planning, building regulations, listed buildings or other consents have been obtained. These matters must be verified by any intending buyer.
9. Please be aware that firstly, areas of first priority (AFP) for schools do change and, secondly, just because a property is located within an AFP this does not mean schooling is guaranteed for resident children. Please make appropriate enquiries of the local authority to ensure you are fully aware of the exact position prior to exchange of contracts.